**Document:** Planning Officer Report and Recommendation **Application:** 09/00071/B — Alterations and extensions to dwelling with new driveway and vehicular access **Decision:** Permitted **Decision Date:** 2009-04-17 **Parish:** Lonan **Document Type:** report / officer_report **Source:** https://planningportal.im/a/62238-baldrine-geay-varrey-dwelling/documents/1368232 --- # Planning Officer Report and Recommendation ## Planning Report And Recommendations [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] [Table omitted in markdown export] ### Considerations ### Written Representations ### Consultations ### Officer's Report #### The Site The site represents the residential curtilage of Geay Varrey, Clay Head Road, Baldrine. The property is a part single, part two storey detached dwelling, which is located on the northern side of Clay Head Road. #### Planning Status The application site is within an area of ‘predominantly residential use’ under the Isle of Man Planning Scheme (Laxey and Lonan Area Plan) Order 2005, hereafter referred to as the Laxey and Lonan Area Plan. The site is not within a Conservation Area. - Laxey and Lonan Area Plan - The Isle of Man Strategic Plan (20th June 2007) #### Planning History There are no planning applications which are considered relevant in the assessment and determination of this application. ## Proposal The proposal seeks approval for alterations and extensions to a dwelling, with new driveway and vehicular access. The proposed extensions are substantial, the largest aspect being to the eastern elevation of the existing property. The proposal would also result in the new ridgeline being one metre higher than the existing, giving a total height of approximately 7.1 metres from ground floor level. ## Representations Lonan Parish Commissioners:- "Approve" The Department of Transport Highway Division do not oppose subject to the imposition of the following condition:- 1) The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665. The owner/occupier of Lhergy, Clay Head Road, Baldrine, has commented on the application which can be summarised as; loss of view due to the extensions size and height; the proposed bedroom velux roof lights may result in ourselves viewing into the applicants property; wants to ensure there will be no glare from either of the solar panels or velux roof lights; and trusts no damage will occur to Lhergy’s boundary, hedgerows and trees. ## Assessment/Recommendation Due to the zoning of the site, and the nature of the proposed development, the following Planning Policy is relevant in the consideration of the application:- ### General Policy 2: "Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: - (a) is in accordance with the design brief in the Area Plan where there is such a brief; - (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; - (c) does not affect adversely the character of the surrounding landscape or townscape; - (d) does not adversely affect the protected wildlife or locally important habitats on the site or adjacent land, including water courses; - (e) does not affect adversely public views of the sea; - (f) incorporates where possible existing topography and landscape features, particularly trees and sod banks; - (g) does not affect adversely the amenity of local residents or the character of the locality; - (h) provides satisfactory amenity standards in itself, including where appropriate safe and convenient access for all highway users, together with adequate parking, servicing and manoeuvring space; - (i) does not have an unacceptable effect on road safety or traffic flows on the local highways; - (j) can be provided with all necessary services; - (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; - (l) is not on contaminated land or subject to unreasonable risk of erosion or flooding; - (m) takes account of community and personal safety and security in the design of buildings and the spaces around them; and - (n) is designed having due regard to best practice in reducing energy consumption." In terms of local plan policy, the application site is within an area recognised as being within predominantly residential use under the Laxey and Lonan Area Plan Order 2005. Policy L/RES/PR/1 which states: "Residential development will generally only be approved within the study area in those areas designated as proposed and existing residential. In particular, in the case of Agneash, no further dwellings will be approved although, as will be the case in areas zoned as residential, alterations and extensions to existing property may be accepted if such proposals are sympathetic to the character and appearance of both the building to be altered and the surrounding area in general." The proposed alterations and extensions would result in the dwelling becoming larger in terms of massing and scale. The proposed scheme would result in a three storey property when viewed from the northern elevation and a two storey dwelling when viewed from the southern elevation. This equates to an additional storey to the existing property. Consideration needs to be taken to ensure the proposals would not have adverse impacts upon the neighbouring residential amenities, nor have an adverse visual impact upon the surrounding locality. The closest neighbouring property to the applicants dwelling is Braeside, which is located to the west of the application site approximately 34 metres away. Although the proposal would result in an increase in the size and massing of the existing dwelling, it is considered, given the substantial distance between the applicants dwelling and Braeside, no significant impacts either through overlooking, having an overbearing impact and/or loss of light would occur to warrant a refusal on these grounds. Additionally, it is considered the proposal would have no significant impacts to the detriment of the residential amenities of the neighbouring properties, The Lhergy, Seacliffe and/or Thornfield. With regard to the visual appearance of the proposal, the dwelling will be visible from two primary locations, the first being along Clay Head Road which runs directly to the rear of the property. Due to the differences in ground levels the existing dwelling is set approximately a storey below road level, and therefore only the roof of the existing property is overly apparent when standing along the rear lane. The proposal will increase the existing ridgeline by one metre, which in itself is not a major alteration. However, as indicated previously the proposed extensions will increase the massing and scale of the existing dwelling and result in a much more prominent building along this section of the Clay Head Road. Overall, it is considered, given the ground level differences between the site and the adjacent public highway, the size of the application site and the design of the proposed extensions, no adverse impact upon the visual appearance of this locality would occur. The dwelling is also apparent when viewed from a distance, when travelling towards the site along the Laxey Road (opposite side of valley). From this view there are already a number of large dwellings within fairly close proximity to the application site. The proposal would be similar in size, scale and massing to these and the design of the proposal is considered to be appropriate for this location, which is made up of a variety of different styles of properties. The proposed new access and driveway arrangements would vastly improve the current situation which results in the applicant's vehicles overhanging the public highway. The new scheme would result in parking provision for six cars (two within double garage and four on the driveway). It is proposed to demolish the existing garage and driveway once the works are completed. The Highway Division have considered the application and have no objections. Regarding the comments of the owner/occupier of Lhergy, Clay Head Road, their property would be 42 metres from the applicants dwelling. Additionally, there are substantial level differences between the two sites (Lhergy being substantially higher) and there are mature trees and hedgerows along the northern boundary of Lhergy. It is considered for these reasons, therefore, that the proposed extensions and alterations will have little impact upon the residential amenities. ## Recommendation It is considered that the proposal would comply with the relevant planning policies of The Isle of Man Strategic Plan (20th June 2007), and for the reasons set out in this report, it is recommended that the application be approved. ## Party Status It is considered that the following parties meet the criteria of Government Circular 1/06 and should be afforded interested party status: - Lonan Parish Commissioners - The Department of Transport Highway Division - The owner/occupier of Lhergy, Clay Head Road, Baldrine ### Recommendation **Recommended Decision:** Permitted **Date of Recommendation:** 01.04.2009 --- ### Conditions and Notes for Approval / Reasons and Notes for Refusal **C:** Conditions for approval **N:** Notes attached to conditions **R:** Reasons for refusal **O:** Notes attached to refusals **C 1.** The development hereby permitted shall commence before the expiration of four years from the date of this notice. **C 2.** This approval relates to the alterations and extensions to dwelling with new driveway and vehicular access as proposed in the submitted documents and drawings 23/2008/01, 23/2008/02, 23/2008/03, 23/2008/04A, 23/2008/05A, 23/2008/06A, 23/2008/07B, 23/2008/08 and 23/2008/09 all received on 19th January 2009. **C 3.** Prior to the occupation of the dwellings, the new access onto Clay Head Road is to be completed to the required standard of the Department of Transport Highway Division and the hardstanding to the rear of the dwellings is to be completed to allow the required parking provisions to be used. The applicant shall contact the Network Operations Section of the Department of Transport prior to carrying out any works within the highway, including the installation of dropped kerbs. Telephone 686665. I confirm that this decision has been made by the Planning Committee in accordance with the authority afforded to it under the Town and Country (Development Procedure) 2005 Decision Made: 09/04/09 Signed: _________________________ Presenting Officer Further to the decision of the Committee an additional report/condition reason is required. Signing Officer to delete as appropriate YES/NO --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/62238-baldrine-geay-varrey-dwelling/documents/1368232*